We have a half done rehab in north lawndale and already seeing new highs for the 2 unit comps, it seems the fastest growth is 2 units in areas that become more popular for owner occupants huge equity to be made. 3/4s cashflow more and more but not seen the % appreciation of 2s and houses. 

I am working a couple other zip codes (38117 - East Memphis & 38122 Berclair) but main focus is 38111.I have done some in depth analysis on my YouTube channel if anyone is interested in seeing how I run my numbers and always happy to hear constructive criticism or better ways to do things.Additionally, later today I will have a video out reviewing "Rent To Retirement" and giving an overview of their site and academy. 

It sounds like the sub trades, particularly a site work sub contactor and a plumber who does underground work/utilities is what you are seeking.

I'd be careful doing this, and I'd recommend trying to find some more separation possibilities within the house if you're not comfortable. 

I'd also think about having someone live on site to make sure they don't come back. 

For that and this area, I would highly recommend Rent To Retirement.

Given the price point and size, your units may appeal to young professionals, students, or single individuals.Online Presence: Utilize online rental platforms extensively.

Passive Investment - Buying and holding performing notes for interest income and or investing in debt fund/partials ownership Active Investment - Buying non performing notes to either modify to reperformimg or foreclose for real estate ownership; “working” the notes in your portfolio; or “creating” high yielding investments through various meansNote BUSINESS - Running a note fund; syndicating notes, buying and selling notes, creating partials, brokering notes, etc. 

If you do bid online, the sale will still be subject to short sale approval.

Now there are instances where I recommend long term over short term rentals, it just depends on your expectations as an investor.